102 Rosebrook Ln · Duson, LA 70529

$214,990

4 bd · 2.0 ba · 1,465 sqft · SingleFamily · 279 Days on market

Built 2025 Excellent condition 6,098 sqft lot $147/sqft · at area comps Est $207k · at est. $33/mo HOA · 2% of rent ↓ 1% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.8/30.0
• ARV discount +5.7/15.0
• Condition / age +5.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

Key facts

• Open floor plan
• Quartz counters
• Separate shower

Tags

• OPEN FLOOR PLAN
• QUARTZ COUNTERS
• UNDERMOUNT CABINET LIGHTING
• LUXURY VINYL PLANK FLOORING
• GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-18 ($-213/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (11.6% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#134 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F, employment F.
• Lafayette Parish (urban): math 38% / reading 46% proficiency, ranked #19 of 98 in LA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $189,191 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (median comp): $206,623
• List price: $214,990
• Delta: 4.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Meadow Ridge Ln	0.09mi	3/2.0 (-1)	1,482 (+1%)	4mo	$217,946	$147	86
118 Ember Ridge Ln	0.08mi	3/2.0 (-1)	1,422 (-3%)	2mo	$208,187	$146	85
409 Meadow Ridge Ln	0.11mi	3/2.0 (-1)	1,498 (+2%)	2mo	$221,370	$148	85
113 Ember Ridge Ln	0.09mi	3/2.0 (-1)	1,498 (+2%)	5mo	$217,910	$145	83
401 Meadow Ridge Ln	0.11mi	3/2.0 (-1)	1,498 (+2%)	4mo	$220,746	$147	83
111 Ember Ridge Ln	0.07mi	3/2.0 (-1)	1,422 (-3%)	6mo	$208,040	$146	82
119 Rosebrook Ln	0.14mi	3/2.0 (-1)	1,422 (-3%)	4mo	$209,339	$147	81
106 Rosebrook Ln	0.03mi	3/2.0 (-1)	1,578 (+8%)	5mo	$221,610	$140	77
205 Meadow Ridge Ln	0.08mi	3/2.0 (-1)	1,321 (-10%)	1mo	$199,880	$151	74
307 Meadow Ridge Ln	0.10mi	3/2.0 (-1)	1,321 (-10%)	2mo	$199,035	$151	72
303 Ravensdale Ln	0.25mi	3/2.0 (-1)	1,578 (+8%)	2mo	$223,102	$141	69
500 4th St	0.40mi	3/2.0 (-1)	1,296 (-12%)	3mo	$60,000	$46	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-35,919
• Equity at exit: $32,056

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-32,534
• Equity at exit: $18,588

Cash invested: $60,197 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70529

• Home prices YoY: -11.1%
• Active inventory: 196
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$33
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-18

Break-even live

Break-even rent $1,922

Max offer price $212,422

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $57	+0% $-18	+5% $-92	+10% $-166
Rent	-10% $-168	-5% $-93	+0% $-18	+5% $57	+10% $132
Rate	-1.0pp $91	-0.5pp $37	base $-18	+0.5pp $-73	+1.0pp $-130

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,748
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Winter Park PL Duson, LA	2.0–3.0	2.0	1275	$1,900	$1.49	14d	1	0.24mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: internetlandscaping

Listing history 15 events

1. 2026-06-03
   status $214,990 Pending 279 DOM
2. 2026-06-02
   days on market $214,990 Active 279 DOM
3. 2026-06-01
   days on market $214,990 Active 278 DOM
4. 2026-05-31
   days on market $214,990 Active 277 DOM
5. 2026-05-30
   days on market $214,990 Active 276 DOM
6. 2026-04-23
   price $214,990 704-char remark

   Show marketing remark (704 chars)

   * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

7. 2026-04-22
   price $214,990 713-char remark

   Show marketing remark (713 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

8. 2026-04-16
   price $217,185 704-char remark

   Show marketing remark (713 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

9. 2026-04-16
   price $217,185 713-char remark

   Show marketing remark (713 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

10. 2026-02-26
    status Active 704-char remark

    Show marketing remark (713 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

11. 2026-02-26
    status Active 713-char remark

    Show marketing remark (713 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

12. 2026-01-24
    historical 704-char remark

    Show marketing remark (704 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

13. 2026-01-23
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

14. 2025-07-24
    listed $217,190 Active 704-char remark

    Show marketing remark (713 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

15. 2025-07-24
    listed $217,190 Active 713-char remark

    Show marketing remark (713 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. This BILTMORE II G has an open floor plan with upgraded quartz counters, undermount cabinet lighting, luxury vinyl plank flooring added in primary bedroom & more. Special plan features: undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, garden tub, separate shower & walk-in closet in primary bedroom, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$396
• − Depreciation: −$6,254
• Taxable loss: −$3,841
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $709/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This home is a brand new construction with excellent condition and no visible repairs needed. It offers a modern design with high-end finishes and smart home features, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Painting the exterior brick — Enhances curb appeal and can add value.
• Resale Landscaping improvements — Enhances curb appeal and can add value.
• Rental Smart home integration — Attracts tech-savvy renters and can add value.
• Both Add a smart lock — Enhances security and can add value to both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior brick — Enhances curb appeal and can add value. ↑
• Resale Landscaping improvements — Enhances curb appeal and can add value. ↑
• Rental Smart home integration — Attracts tech-savvy renters and can add value. ↑
• Both Add a smart lock — Enhances security and can add value to both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lafayette Parish
• NCES district ID: 2200870
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 46% ▼ -24.00%
• Median HH income: $50,238
• Composite: 36.15/100
• National rank: #4741
• State rank: #19 of 98 in LA

Livability — Duson

• Score: 66/100
• State rank: #134
• US rank: #12322

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duson, LA
• Population (ZIP): 13,557

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 280,930 people
• By 2030: 301,092 · +7.2%
• By 2040: 339,456 · +20.8%
• By 2050: 375,156 · +33.5%
• By 2075: 451,672 · +60.8%
• By 2100: 497,203 · +77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 62% Black 25% Hispanic / Latino 6% Two or more races 6%
• Common ancestry: Lithuanian 16% English 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 4%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.8% · Other 1.7%
• 2008→2024 swing: -0.1pp no change · 2008: -31.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+28.7 2016: R+33.6 2012: R+33.7 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.96%
• Current HPI: 192.2639
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-1.0% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $214,990 Zillow
• 2026-04-22 Price Changed $214,990 AcadianaMLS
• 2026-04-16 Price Changed $217,185 Zillow
• 2026-04-16 Price Changed $217,185 AcadianaMLS
• 2026-02-26 Relisted — Zillow
• 2026-02-26 Relisted — AcadianaMLS
• 2026-01-24 Delisted — Zillow
• 2026-01-23 Pending — AcadianaMLS
• 2025-07-24 Listed $217,190 Zillow
• 2025-07-24 Listed $217,190 AcadianaMLS